Local market reports › FY area › FY8 › FY8 2
Moss Side market report FY8 2, Lytham St. Annes
The FY8 2 (Moss Side) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 6,672 HM Land Registry entries for FY8 2 (Lytham St. Annes), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 76 registered 2026 sales put the FY8 2 (Lytham St. Annes) median at £202,500, up 9% on five years earlier, with a mean of £228,000, and by floor area homes here have averaged about £2,320 per square metre over the last five years. Everything rests on 6,672 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like FY8 2 is a single group of streets within FY8 (Lytham St. Annes), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where FY8 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in FY8 2 sells for
76 sales were registered in FY8 2 in 2026, and the middle one of them, the median, went for £202,500. The mean works out at £228,000, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in FY8 2
A square metre of FY8 2 home has cost about £2,320 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Against a national (England and Wales) median of £285,000, FY8 2 runs 29% below it.
FY8 2's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £202,500 | £202,500 | 76 |
| 2025 | £210,000 | £215,022 | 209 |
| 2024 | £210,000 | £223,273 | 189 |
| 2023 | £179,000 | £196,677 | 166 |
| 2022 | £183,000 | £214,588 | 271 |
| 2021 | £185,000 | £234,234 | 292 |
| 2020 | £183,700 | £238,355 | 198 |
| 2019 | £172,500 | £226,106 | 199 |
| 2018 | £178,500 | £237,944 | 219 |
| 2017 | £174,000 | £237,319 | 202 |
| 2016 | £165,000 | £230,837 | 249 |
| 2015 | £156,000 | £220,428 | 170 |
| 2014 | £152,500 | £216,348 | 181 |
| 2013 | £145,000 | £208,641 | 181 |
| 2012 | £140,000 | £206,063 | 117 |
| 2011 | £132,200 | £199,571 | 128 |
| 2010 | £155,000 | £243,080 | 157 |
| 2009 | £145,000 | £233,089 | 137 |
| 2008 | £145,000 | £237,686 | 119 |
| 2007 | £158,800 | £269,369 | 264 |
| 2006 | £151,000 | £262,117 | 273 |
| 2005 | £142,500 | £253,593 | 181 |
| 2004 | £125,000 | £227,024 | 275 |
| 2003 | £95,000 | £175,013 | 299 |
| 2002 | £80,000 | £150,519 | 336 |
| 2001 | £72,000 | £138,416 | 276 |
| 2000 | £67,000 | £131,488 | 263 |
| 1999 | £59,000 | £117,584 | 237 |
| 1998 | £58,000 | £117,077 | 193 |
| 1997 | £59,000 | £120,997 | 257 |
| 1996 | £52,100 | £109,877 | 207 |
| 1995 | £53,500 | £116,301 | 151 |
In cash terms the typical FY8 2 home went from £53,500 in 1995 to £202,500 in 2026, roughly 3.8 times the price. Adjusted for inflation it still comes to a real rise of roughly 74%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2007; the current median sits about 25% below that. Someone who bought at the 2007 peak has not yet seen that price back in real terms.
Year-on-year change in the FY8 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2004 (+31.6% on the year before); the weakest, 2011 (−14.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.6% | −5.8% |
| 5 years (since 2021) | +1.8% | −2.9% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +1.5% | −1.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in FY8 2
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 76 sales completed in FY8 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 271 sales a year before the financial crisis and 182 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Reading the FY8 2 market
Against the FY8 district median, FY8 2 sits 19% lower, marking it as a cheaper pocket of the district.
The rental side of FY8 2
The local authority for FY8 2 is Fylde, and its ONS average private rent currently stands at £858 a month (May 2026 figures). The spread runs from £601 a month for a typical one-bed to £1,385 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Fylde
ONS Price Index of Private Rents, May 2026.
Against the £202,500 median purchase price, a rent of £858 a month (£10,296 a year) works out at a 5.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What people ask about FY8 2 (Moss Side)
How much did a house sell for in FY8 2 (Moss Side)?
Are property prices falling in FY8 2 (Moss Side)?
Is FY8 2 (Moss Side) a good place to buy a house?
Where do FY8 2 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 9% over five years in cash but down 14% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in FY8 now
This is what you could actually buy today: 123 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole FY8 district, not just FY8 2: live asking prices are collected per district.
20% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Redfern Way, Lytham St. Annes, Lytham St. Annes
- Everest Close Kilnhouse Lane, Lytham St. Annes, Lytham St. Annes
- Glen Eldon Road, Lytham St. Annes, La...
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every FY8 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in FY
What homes of each size actually sold for across the FY area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £225,000 | £290,995 (+29%) | £420,000 (+44%) | £603,750 (+44%) |
| Semi-detached | £150,000 | £160,000 (+7%) | £182,500 (+14%) | £238,500 (+31%) | £310,000 (+30%) |
| Terraced | £105,275 | £117,500 (+12%) | £130,000 (+11%) | £144,475 (+11%) | £193,500 (+34%) |
| Flat | £82,500 | £122,500 (+48%) | £255,000 (+108%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the FY area is the point: the same five years treated these districts very differently.
Five-year change in the median, FY area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in FY8
Sector boundaries hide real price steps. The rest of FY8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| FY8 1 | £204,000 | 55 |
| FY8 3 | £251,200 | 90 |
| FY8 4 | £295,000 | 73 |
| FY8 5 | £260,000 | 37 |
Zoom out to the full FY8 district report for the type split, monthly volumes and how FY8 compares with its neighbours.
Before you sell in FY8 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in FY8 2, open the average prices map and zoom from the FY8 2 shading down to the sold homes on your own street. Every recorded FY8 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim FY8 2.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to FY8 2. Free after a one click sign in.
The live map plots every individual FY8 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.